1240 Quigley Rd · Churchill, MI 48661

$89,999

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 197 Days on market

Built 1950 1.12 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

Key facts

• 1.12 acres
• Public land nearby
• Close to rifle river

Tags

• 1.12 ACRES
• CLOSE TO RIFLE RIVER
• PUBLIC LAND NEARBY
• ENDLESS OUTDOOR RECREATION
• ABUNDANCE OF WILDLIFE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Branch-Rose City Area Schools (rural): math 27% / reading 43% proficiency, ranked #306 of 540 in MI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 57 units permitted in Ogemaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ogemaw County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $90k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $10,464
• Equity at exit: $13,419

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $41,306
• Equity at exit: $7,781

Cash invested: $25,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48661

• Home prices YoY: -21.1%
• Active inventory: 104
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $394

Break-even live

Break-even rent $707

Max offer price $89,999

Occupancy floor 62%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $89,999 Active 197 DOM
2. 2026-06-17
   days on market $89,999 Active 196 DOM
3. 2026-06-16
   days on market $89,999 Active 195 DOM
4. 2026-06-15
   days on market $89,999 Active 194 DOM
5. 2026-06-13
   days on market $89,999 Active 192 DOM
6. 2026-06-12
   days on market $89,999 Active 191 DOM
7. 2026-06-09
   days on market $89,999 Active 188 DOM
8. 2026-06-08
   days on market $89,999 Active 187 DOM
9. 2026-06-07
   days on market $89,999 Active 186 DOM
10. 2026-06-07
    days on market $89,999 Active 185 DOM
11. 2026-06-04
    days on market $89,999 Active 182 DOM
12. 2026-06-02
    days on market $89,999 Active 181 DOM
13. 2026-06-01
    days on market $89,999 Active 180 DOM
14. 2026-05-31
    days on market $89,999 Active 179 DOM
15. 2026-05-31
    days on market $89,999 Active 178 DOM
16. 2026-04-18
    price $89,999 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

17. 2026-04-18
    status Active 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

18. 2026-04-18
    price $89,999 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

19. 2026-04-18
    status Active 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

20. 2026-03-14
    historical Active Under Contract 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

21. 2026-03-14
    historical Accepting Backup Offers 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

22. 2026-03-10
    status Active 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

23. 2026-03-10
    status Back on Market 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

24. 2026-02-18
    historical Active Under Contract 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

25. 2026-02-18
    historical Keep Showing-Contgcy Appl 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

26. 2025-12-03
    listed $90,000 Active 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

27. 2025-12-03
    listed $90,000 Active 469-char remark

    Show marketing remark (469 chars)

    Adorable up-north cabin on 1.12 acres in a quiet Northern Michigan setting, conveniently located off a county-maintained road. Ideal as a hunting cabin or weekend getaway. Close to the Rifle River for canoeing, fishing, and camping, with public land nearby for endless outdoor recreation. Just minutes from the high school and a short drive to West Branch and Rose City. Property features an abundance of wildlife and a beautiful mix of cedar, pine, and hardwood trees.

28. 2013-08-16
    soldstatus $18,000
29. 2013-08-16
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $584 · $49/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: +$401/yr (+$33/mo · 68.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,457
• − Mortgage interest: −$5,041
• − Property taxes: −$584
• − Insurance: −$450
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,618
• Taxable income: $3,450
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,895/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Branch-Rose City Area Schools
• NCES district ID: 2635850
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $38,145
• Composite: 29.15/100
• National rank: #6580
• State rank: #306 of 540 in MI

Livability — Churchill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,744

Population outlook (Ogemaw County) Hauer SSP2

• Today (2025): 19,373 people
• By 2030: 18,348 · -5.3%
• By 2040: 16,176 · -16.5%
• By 2050: 14,294 · -26.2%
• By 2075: 11,280 · -41.8%
• By 2100: 8,942 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Ogemaw

• 2024 margin: Solid R (+42.0) · D 28.4% · R 70.4% · Other 1.3%
• 2008→2024 swing: -44.4pp toward R · 2008: 2.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.1 2016: R+36.6 2012: R+6.2 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.99%
• Current HPI: 253.6665
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+400.0% since first listed

14 events — show timeline

• 2026-04-18 Price Changed $89,999 MiRealSource-MiMLS
• 2026-04-18 Relisted — REALCOMP
• 2026-04-18 Price Changed $89,999 REALCOMP
• 2026-04-18 Relisted — MiRealSource-MiMLS
• 2026-03-14 Contingent — REALCOMP
• 2026-03-14 Contingent — MiRealSource-MiMLS
• 2026-03-10 Relisted — REALCOMP
• 2026-03-10 Relisted — MiRealSource-MiMLS
• 2026-02-18 Contingent — REALCOMP
• 2026-02-18 Contingent — MiRealSource-MiMLS
• 2025-12-03 Listed $90,000 REALCOMP
• 2025-12-03 Listed $90,000 MiRealSource-MiMLS
• 2013-08-16 Sold (Public Records) $18,000 Public Records
• 2013-08-16 Sold (Public Records) $18,000 Public Records

Property tax history

+8.9%/yr

Latest (2024): $584 · +5.6% YoY. Source: county tax records.